The Rise Of New Urbanism

Away From Sprawl

August 11, 2005|By PATRICK LYNCH Daily Press

Two more "mixed use" projects continue a trend away from sprawling development in Hampton Roads.

Two new "mixed-use" developments like Port Warwick and City Center at Oyster Point are expected to come before city planners in Newport News and Suffolk soon, continuing a growing interest in that type of development.

Kahn Development Company of South Carolina is preparing changes to its plans for Patrick Henry Marketplace, off of Jefferson Avenue near its intersection with Interstate 64. Kahn planned a retail center but switched its focus after failing to land key tenants such as Kohl's and Borders.

Suffolk officials are looking at a change to the city's land ordinances that would allow a 100-acre mixed-use neighborhood on land in Harbour View, the massive, still-evolving project in northern Suffolk near Interstate 664. The city wants the zoning changes to promote more of that type of growth.

The concept at both developments will include a mixture of sidewalk-level retail stores and restaurants with apartments and condominiums nearby. The model follows the popularity of Port Warwick and City Center here, and a national trend of non-sprawling development.

"New urbanism" has risen in popularity in the past five years, to the point where it is no longer a quirky corner of the market. The Urban Land Institute, one of the most respected development think tanks, has chosen the topic for its annual conference in September, titled "Place Making: Developing Town Centers, Transit Villages and Main Streets."

The development community of architects, builders and, importantly, lenders also has warmed up to working on mixed-use projects, said Neil Morgan, Newport News assistant city manager.

"So, now the challenge is to make sure the particular proposals are done well," Morgan said. "But, generally speaking, our planning and development officials are encouraging this kind of approach."

The only pieces of the Patrick Henry Marketplace project under construction right now are two restaurants, Carraba's Italian Grill and Cheeseburger in Paradise. Those were designed as part of the retail concept for the area, but with Kohl's going to Jefferson Commons and Borders to Patrick Henry Mall, the new mixed-use project now will wrap in the restaurants.

The mixed-use project could bring in twice as much tax revenue to the city as the retail project would have, wrote Alan Kahn, president of Kahn Development, in a letter to Newport News city manager Ed Maroney.

For that reason, city officials favor new urbanism developments. They have shown strong appreciation in value and an ability to attract businesses, all of which boosts the tax base. The developments come with lower infrastructure costs because they require fewer roads and take up less space.

The city is asking developers to look at the former Obici Hospital site on Godwin Boulevard, just north of the city's old downtown, as a potential site for a mixed-use project. The city bought the 25-acre site for $4.5 million to ensure it was developed the way city officials wanted.

Developers with a firm called Landonomics already have started work on a roughly 100-acre site in Harbour View. The firm is looking at building condominiums, hotels, medical offices and retail stores.

"There is a need for smart growth," said Steve Lucas, Landonomics' senior vice president. "That's something that Suffolk has expressed a desire in."